HomeMy WebLinkAboutVIII-06 1st Reading - Ordinance Amendment - Rezone Property from C-4 to R-4 - Hampton Companies (SE Corner of 33rd and Vermillion Streets)
City Council Memorandum
To: Mayor Fasbender and City Council
From: John Hinzman, Community Development Director Date: September 19, 2022 Item: Suite Living - 1st Reading - Amend Ordinance (Rezoning) Council Action Requested:
Consider 1st Reading of an amendment to Hastings City Code Chapter 155.01 - Official
Zoning Map to Rezone property from C-4 - Regional Shopping Center to R-4 - High Density Residence. Upon action by the Council, the 2nd reading and final adoption would be scheduled for the October 3, 2022 City Council Meeting along with remaining land use actions. A simple majority is necessary for action.
Background Information: The request is submitted in conjunction with a proposal to construct a 32 unit assisted living and memory care facility as requested by Jeremy Larson of Hampton Cos. The 2.71 acre property is owned by Samuel H Hertogs and generally located southeast of 33rd
and Vermillion Streets.
Financial Impact: The addition of 32 assisted living units will add to the tax base and create needed housing opportunities.
Advisory Commission Discussion: The Planning Commission voted 3-2 (Peters and Matzke, nay) to recommend approval of the Rezoning along with the Comprehensive Plan Amendment, Preliminary Plat, Final Plat, and Site Plan at the September 12, 2022 meeting. During the public hearing Pete
Terry of the adjacent Terrys Hardware summarized a letter from the company opposing
the request; change would diminish commercial viability of the area. Ed McMenomy, current property owner, stated he has attempted to sell the property for over 20 years with no success. Commissioners discussed differing direction of the Vermillion Street Plan and Comprehensive Plan on guidance for the property, operation, employment, and
parking needs of the facility. Peters supported the Site Plan but not the land use change.
Matzke believed the change away from commercial was short sighted given future growth
Attachments:
• Ordinance Amendment
• Letter - Charles Terry - Terrys Hardware
• Planning Commission Staff Report - September 12, 2022
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1st READING DRAFT
ORDINANCE NO. 2022-____, THIRD SERIES
AN ORDINANCE OF THE CITY OF HASTINGS, MINNESOTA AMENDING
SECTION 155.01, ZONING CODE OF THE CITY CODE HAVING TO DO
WITH:
OFFICIAL ZONING MAP
BE IT ORDAINED by the City Council of the City of Hastings that approximately 2.71
acres of property generally located southeast of Vermillion Street and 33rd Street is rezoned
from C-4 - Regional Shopping Center to R-4 High Density Residence. The property is
legally described as Outlot C, COUNTY CROSSROADS CENTER ADDITION, Dakota
County, Minnesota.
EFFECTIVE DATE: This Ordinance shall be in full force and effect from and after its
passage and approval and publication, as required by law and/or charter.
ADOPTED by the Hastings City Council on this 3rd day of October, 2022.
_________________________________
Mary Fasbender, Mayor
ATTEST:
____________________________________
Kelly Murtaugh, City Clerk
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I HEREBY CERTIFY that the above is a true and correct copy of an ordinance presented
to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 3rd day of
October, 2022, as disclosed by the records of the City of Hastings on file and of record in
the office.
_____________________________________________
Kelly Murtaugh, City Clerk
(SEAL)
This instrument drafted by:
City of Hastings (JH)
101 4th St. East
Hastings, MN 55033
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To: City Council and Planning Commission
Hastings, MN
From: Charles Terry
President
Terry Investments, LLC
Peter Terry
President
Terry’s Hardware, Inc.
The purpose of this letter is to advise the City of Hastings, MN and its Planning Commission and City
Council of our opposition to the Comprehensive Plan Amendment and Rezoning associated with the
Suite Living of Hastings development. We believe that it is inconsistent with sound land use and
development principles, and detrimental to our business and property.
Several basic principles or the “common sense” of land use planning and development are relevant to
the proposed the Comprehensive Plan Amendment and Rezoning. These include:
• The land use guidance of any property should take into account the following:
o The preservation of sufficient area in appropriate locations of various land use types
considering the long-term growth, vitality and sustainability of the City.
o Impact on and compatibility with neighboring current and future land uses.
• The location of successful commercial uses is limited by several criteria including, but not
limited to access, visibility, proximity and massing of other commercial uses.
• Land use planning should be based on the long term and not based on transitory market
forces. The impact of decisions made today will have ramifications that last several decades (or
longer).
• Residential uses have greater flexibility in where they can be guided within a community.
• Higher density residential uses serve as a good transitional use between commercial and less
intensive uses. They are often sited at the periphery of commercial areas for this purpose and
the synergistic nature of being adjacent to both commercial, and lower density residential
areas without consuming property whose higher and better use would be commercial.
• Land use guidance should not seek to create land uses area that are isolated – “Spot Zoning.”
The subject property possesses the characteristics that make it best suited for commercial use - access,
visibility, proximity and massing of other commercial uses. The City of Hastings is projected to
experience continued growth through 2040 and it is reasonable to assume that growth will continue
beyond 2040 as well. The majority of the growth is planned to occur on the south end of Hastings in
relative proximity to the site. In the Comprehensive Plan, there are very limited opportunities for
commercial development as the demand for goods and services in reasonable proximity to that growth.
Additionally, reguiding the subject property from commercial to residential will further reduce a finite
resource ( suitable commercial land) for the community, truncating its ability to diversify its tax base and
provide goods and services to its residents as it continues to grow (mostly residentially) in the future.
VIII-06
The proposed use on the subject property does not require the access, visibility, traffic count. etc. that
are characteristics of the site which is more suitable for a commercial use. In fact, it eliminates one of
the more prime commercial vacant properties within the community while putting a residential face on
a key commercial area within the community.
Furthermore, the reguidance does not provide any value as a transitional use since it is already bordered
by existing commercial, medium density residential and an arterial roadway.
The proposed reguidance is contrary to the 2040 Comprehensive Plan. The subject property is clearly
guided as commercial and is guided as such in clear conformance with the basic principles or “common
sense” of land use planning that are discussed earlier.
The Comprehensive Plan identifies the area in which the subject property is located as an Activity
Center. Regarding Future Land Use Objectives and Policies, specifically Objective 2: Sustainable Growth
– Policy 7. Activity Centers within the plan, it states that the City will “work to intensify the pattern of
land use in certain parts of the city. In those areas, apply zoning, infrastructure and incentives to create
higher density development, particularly employment, shopping and multi-family housing, served by
major roads.” Furthermore, “ ‘Activity centers’ are intended as a means of encouraging infill growth, of
using infrastructure efficiently, of reducing auto trips and creating diverse, interesting urban locations.”
The Plan identifies the primary locations of intensified development, including the Vermillion Street
corridor/Highway 55 corridor. The proposal does not promote this objective. The nature of the use can
not be in any described as active, neither nature of the business or residents contribute to the active
vitality of the sounding area. In fact, it would be a quiet residential façade to the area.
It should be noted that the 2040 Comp Plan references the Vermillion Street Corridor Study, adopted in
April of 2018. The Study is a generalized summary of high level concepts, not a detailed development
plan. Even so, it recognizes that commercial uses should be located along Vermillion Street to make best
use of the transportation system, including access, traffic count and visibility while buffering the
residential uses. This is consistent with traditional land use planning and development principles. The
Comprehensive Plan, adopted AFTER the Vermillion Street Corridor Study did not reguide the subject
property to anything other than commercial, indicating that such guidance was appropriate.
The Comprehensive Plan is the master policy document when it comes to land use guidance. The
Subdivision and Zoning Ordinances, as well as any area studies are subordinate to the Comprehensive
Plan. As stated in Objective 3: Future Land Use Plan Map and Future Land Use Categories, the City will
“Officially adopt and follow the Future Land Use Map and the Future Land Categories detailed as the
general pattern of future continued physical development for the City of Hastings.” While the
Comprehensive Plan, as a 20 year planning document, has the ability to be amended over time, the
current plan was adopted a mere 19 months ago with no clear changes in circumstances, assumptions or
new information to prompt such a change.
Based on the aforementioned, we do not believe that the Comprehensive Plan Amendment and
Rezoning is in the best interest of the City of Hastings or its residents.
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We also have concerns specific to our property and business.
First, the proposed use continues to promote an essential change in the character of the area – from
commercial to residential – especially in such a prominent location.
Second, the reguidance undermines the massing of commercial properties necessary for the sustainable
success of a commercial area.
Third, we have concerns about the increasing potential land use incompatibility that would accompany
the changing character of the area to residential, including noise, traffic, hours of operation, lighting and
so forth that may prompt the City to place future undue limitations on the use of our property or future
guidance of our property. Lastly, we have concerns regarding inverse spot zoning as the City continues
to reguide adjacent properties to residential uses, isolating our property. All of this has the potential to
negatively impact our operations and property value.
Our family has built the business over the last 45 years. Of those, 31 have been in Hastings, providing
goods, services, and contributing to the commercial tax base of the community. We have provided both
full-time and part-time employment for several hundred local individuals and provided the primary
employment for many households. During that time, we took a vacant building that was in decline,
reinvested and expanded our business. We supported community events and local non-profits, youth
organizations and sports, as well as numerous benefits for local residents in need. We also support local
law enforcement. We are and have been a good corporate citizen that serves our community and
supports or neighbors. We have pushed through recessions, pandemics, labor shortages and supply
chain issues. And, we intend to continue to serve Hastings long into the future.
In short, we believe the Comprehensive Plan Amendment and Rezoning to be a bad idea, near sighted
and contrary to the long-term interest of the community and our business. If this application moves
forward in the rush to pander to those who might invest in the community, the City would be neglecting
those who already have.
VIII-06
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: September 12, 2022
Item: Hampton Cos - Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Final Plat,
and Site Plan #2022-50 - Suite Living
Planning Commission Action Requested
Review and provide a recommendation on the following actions for development of a 32 unit
assisted living and memory care facility as requested by Jeremy Larson of Hampton Cos. The 2.71
acre property is owned by Samuel H Hertogs and generally located southeast of 33rd and Vermillion
Streets
1) Comprehensive Plan Amendment - Change the Future Land Use Map designation of
“Commercial” to “Medium Density Residential”
2) Rezone property from C-4 - Regional Shopping Center to R-4 High Density Residence
3) Preliminary and Final Plat of SUITE LIVING OF HASTINGS a replat of the existing outlot into
a single lot of record.
4) Site Plan for development of a 32 unit assisted living and memory care facility.
BACKGROUND INFORMATION
Comprehensive Plan
The property is currently guided Commercial within the 2040 Comprehensive Plan. A request to
amend the Comprehensive Plan to reguide the land to Medium Density Residential has been
submitted with this application. The proposed amendment would be consistent with the intended
use of the property as a Residential Care Facility.
Zoning
The property is currently zoned C-4 - Regional Shopping Center. A request to rezone the property
to the R-4 - High Density Residence has been submitted with this application. Residential Care
Facilities are a permitted use within the R-4 Zoning District.
Planning Commission Memorandum
VIII-06
Difference between the Comprehensive Plan and Zoning
The Comprehensive Plan serves as a guiding document for future land use for the next 20 years
and includes a Future Land Use Map identifying desired land uses. The Zoning Ordinance is the
legal mechanism for regulating land use and includes the zoning map which identifies zoning
districts and permitted uses. The Future Land Use Map of the Comprehensive Plan is used to guide
decisions on rezonings.
Existing Condition
The site is vacant, flat, and treeless.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North 33rd Street
Pro Power Rental
Commercial
C-2 - Highway Auto
East Terrys Hardware
Commercial C-4 Regional
Shopping Center
South Access Road - Enclave Apartments
Dugarels Bar
Commercial C-4 Regional
Shopping Center
West Vermillion Street
Residential - Single Family
Hastings Bus Garage
Medium Residential
Commercial
R-2 Medium Density
C-1 General Comm.
History
The subject property was part of a 1989 master development plan for a larger commercial
development between Vermillion Street and Red Wing Blvd that includes Coborns (former Wal-
Mart), adjacent strip mall, and the recent approval of Enclave Apartments.
Vermillion Street Corridor Study
The subject property was included in the 2018 Vermillion Street Corridor Study. The Study
contemplated development of the property as a four story multi family building as shown below:
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Notification of Adjacent Owners
All property owners within 350 feet of the site were provided notification of the meeting. Charles
Terry owner of Terry’s Hardware shared concerns that the change in land use from commercial to
residential would isolate his business and detract from the commercial viability of the area.
VIII-06
REZONING REVIEW Request
Rezone property from C-4 - Regional Shopping Center to R-4 - High Density Residence. The action
serves as an amendment to Hastings City Code Chapter 155.01 - Official Zoning Map.
Uses - R-4 Zoning District
Hastings City Code Chapter 155.25 establishes the following requirements for the R-4 Zoning
District:
A. Intent. The intent of this chapter in establishing a medium density residence district is
in recognition of the growing demand for multiple-family housing and of the desire to
encourage high quality developments less than 3 stories in height in strategic locations
within the city.
B. Uses Permitted. Same as permitted in the R-3.
1. Multiple-family and single-family dwellings when part of a PRD;
2. Residential care facility, dependent and semi-independent, residential senior
facility-independent, dormitories, public and parochial schools and churches, fire
stations, professional offices, day care center, library, gift or craft shop and
similar uses of a public service nature;
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3. Accessory uses incidental to the foregoing principal uses such as private garages
and sheds;
4. Home occupations in accordance with § 155.07;
5. Planned residential developments pursuant to § 155.07; and
6. Keeping chickens pursuant to 91.02.
C. Uses By Special Permit. Same as permitted in the R-3 District.
1. Neighborhood commercial subject to the requirements of § 155.07. (Am. Ord.
501, passed 8-18-2003)
2. Towers as regulated by § 155.07.
Analysis
• Rezoning conforms with the proposed Medium Residential Development Land Use District
of the Comprehensive Plan.
• Land to the southeast of the development has been approved for 211 apartment units.
• The Vermillion Street Corridor Study contemplated residential development of the
property.
RECOMMENDATION - Rezoning
Approval of the rezoning is recommended subject to the following conditions
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
September 12, 2022.
2) Approval of the Comprehensive Plan Amendment changing the Future Land Use Map
designation from “Commercial” to “Medium Density Residential”.
ATTACHMENTS
• Site Location Map
• Site Pictures
• Developer’s Narrative
• Site Plan
• Architectural Elevations
• Application
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LOCATION MAP
VIII-06
Site Pictures
Looking South from 33rd Street
Looking East from Vermillion Street
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c SUITE LIVING HASTINGS
33RD ST WEST AND HWY 61, HASTINGS, MN 55033
1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110
SUITE LIVING/HAMPTON COMPANIES LLC
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